The questions Tami answers before every move.

The 2026 VA funding fee is 2.15% for first-time use with no down payment, 1.50% at 5% down, and 1.25% at 10% or more down. Subsequent use is 3.30% with no down payment. The fee is fully exempt for disabled veterans. The fee can be paid at closing or financed into the loan.

Yes, fully. Veterans receiving disability compensation are exempt from the VA funding fee entirely, so they pay 0% on the fee regardless of down payment. This is one of the clearest cost advantages of a VA loan for qualifying veterans.

No, not in most cases. With full entitlement, a qualified veteran can buy with 0% down and no monthly mortgage insurance. That is the core reason VA financing is so common among San Antonio military buyers.

No. VA loans generally carry no monthly mortgage insurance, even with no down payment when there is sufficient entitlement. Instead, most borrowers pay the one-time VA funding fee, which can be financed into the loan and is waived for disabled veterans.

No, not when full entitlement is available. The VA does not cap the loan amount for borrowers with full entitlement. Lenders still set their own limits based on income and debt, so a preapproval gives the real number.

No, the VA itself sets no minimum credit score. Individual lenders set their own minimums, called overlays, commonly in the 580 to 620 range, so the score that qualifies depends on the lender you choose.

Yes. Entitlement can be restored after a loan is paid off or sold, and the 2026 funding fee for subsequent use is 3.30% with no down payment. The rules around entitlement restoration make it worth planning with an experienced broker.

The steps are the same as the rest of the country: obtain a Certificate of Eligibility, work with a VA-approved lender, and the VA appraises the home before closing. In Texas the process is routine, but the timeline, the offer, and the appraisal deserve an agent who handles VA transactions regularly.

As soon as orders are in hand, and ideally three to six months out. Even a well-run process at 60 days can work, but starting earlier gives more room and more control before the report date. Working backward from your report date sets when to get pre-approved and when to be under contract.

It depends on how long the assignment lasts, the down payment, and current market data. Buying starts equity; renting keeps more flexibility and avoids sale costs at the edge of a short tour. The toolkit lays out both scenarios against actual numbers.

Yes. Remote buyers do this regularly, with virtual showings, inspections, electronic contracts, and closing from another state or another country. A large share of Tami's clients buy before they ever see San Antonio.

Peak PCS season runs roughly May through August, when moving demand and competition are highest. Planning around that window matters for both finding homes and scheduling movers within the military's busiest months.

Often yes, and the timing is the difference between a clean move and a complicated one. Tami works backward from the report date: price the home with current market data, list with enough runway, and structure the closing date to fit the trip.

Yes. Sellers do this frequently, with clear communication and an agent who handles the details on the ground: showings, inspections, and closing are all coordinated remotely.

BAH is a useful starting point, but the real number comes from a full preapproval that includes property taxes, insurance, and recurring debts. Tami works with military buyers to translate BAH into a realistic monthly payment.

No. Remote closing options and electronic signing let buyers close from another state. The remote home buying page walks through how the signing and closing steps are coordinated from a distance.

With the installation you report to. JBSA spans Lackland on the west side, Fort Sam Houston just north of downtown, Randolph in Universal City to the east-northeast, and Camp Bullis to the northwest. Each installation points to a different set of viable areas.

Roughly 7 to 11 miles, about 15 to 20 minutes in normal traffic. Lackland sits on the west side, reached mainly via Highway 90 and Loop 410.

Roughly 3 to 5 miles, about 10 minutes in normal traffic. It is the easiest installation to reach from many central and northern neighborhoods, with primary access off I-35 and Loop 410.

Roughly 15 to 17 miles, about 25 to 30 minutes in normal traffic. Randolph sits in Universal City, served closely by Schertz and Live Oak.

Roughly 17 to 20 miles, about 30 minutes in normal traffic. Camp Bullis sits northwest, with main access off Camp Bullis Road near the Loop 1604 and I-10 corridor.

Cibolo is about 20 minutes from the Randolph gate. It sits roughly 21 to 26 miles northeast of downtown, served by I-35 and nearby FM 78, making it a practical base for daily commutes to Randolph.

The Randolph main gate is about 10 to 15 minutes away on FM 78 in normal traffic. Schertz sits between I-35 and Randolph, and downtown San Antonio is reachable in roughly 25 to 30 minutes.

Yes, the drive to the Camp Bullis main gate runs roughly 20 to 25 minutes via Boerne Stage Road or Highway 46 in normal traffic. Boerne is about 30 minutes from downtown San Antonio.

Randolph is the closest JBSA installation, roughly 15 to 20 minutes away in normal traffic via I-35 and FM 78. The drive into San Antonio runs roughly 31 to 34 miles and about 33 to 41 minutes.

A qualified buyer assumes the existing VA mortgage at its original interest rate and remaining terms, subject to lender and VA approval. A VA funding fee of 0.5% of the loan balance generally applies unless the borrower is exempt.

Yes, when the assuming veteran qualifies and will occupy the home. In that case the buyer can substitute their own entitlement, which can restore the selling veteran's entitlement and release them from liability for the debt, subject to conditions.

When current market rates are higher than the note rate on the existing loan. An assumption locks in the original rate and remaining terms, which can be cheaper than taking out a new mortgage at today's rate.

Compare the assumed rate and remaining terms against today's rate. An assumption preserves the original rate; a new VA loan resets to current market. The entitlement math differs depending on who assumes the loan, so both should be reviewed before choosing.

Yes. Texas exempts a portion of the appraised value of a residence homestead based on the VA disability rating: 10-29% rating = $5,000 exempt, 30-49% = $7,500, 50-69% = $10,000, 70-100% = $12,000, and 100% disabled or unemployable = fully exempt from all property taxes on the residence homestead. Filing is done through the county appraisal district.

Property taxes are paid through escrow with the mortgage, so the annual bill becomes a monthly line item. Rates vary by county, city, school district, and special district, which is why two homes at similar prices can have different payments.

New construction is often taxed on the land value initially, then reassessed once the home is complete, which can raise the payment. Buyers should plan for the post-completion reassessment in their monthly budget.

With the same steps as a local purchase, run from a distance: virtual showings, a licensed inspector walking the house, video tours of communities, and a closing coordinated with remote signing options. The buyer makes decisions from evidence instead of photos alone.

Not reliably. Tami uses virtual walkthroughs and licensed inspectors so remote buyers make decisions from evidence, not photos. Detailed descriptions of homes and areas let you narrow the field from anywhere.

Compare the full price, closing cost credits, and appraised value side by side. New construction offers modern systems and builder incentives but runs on the builder's schedule; resale homes vary in age, condition, and move-in readiness.

Buyers are not required to use one, but most are better served with their own agent. The on-site agent at the builder's sales center represents the builder. Your own agent negotiates the price and incentives, reads the contract, and confirms the builder's registration requirements.

Yes, VA loans can finance new construction, with the VA's minimum property requirements applying to the completed home. Buyers should confirm the builder and lender handle VA files before committing.

Builder incentives can make new construction look cheaper than a resale, but the full price, the closing cost credits, and the appraised value all matter. Resale sellers need current market data on what buyers are actually doing.

Roughly 2% to 5% of the purchase price, varying by lender, loan type, and location. The exact breakdown depends on title, appraisal, lender fees, and prepaids, so a good-faith estimate from a lender gives the real number.

Income, asset, and identity documents: roughly the last two years of tax returns, recent pay stubs, bank and investment statements, and identification. The document checklist lays out the full list.

Include principal, interest, property taxes, and insurance. A lender's preapproval at current rates gives the real monthly number, which matters more than the list price.

Waiting can help, but buyers also weigh affordability and the current market. A preapproval shows what today's rates actually cost, so the decision is based on numbers rather than a guess about the future.

A Military Relocation Professional with proven VA transaction experience and firsthand knowledge of Joint Base San Antonio. Tami Price is a U.S. Air Force veteran, Broker Owner of Tami Price Properties, and she has completed more than 1,000 transactions, with a large share of her work serving military moves around JBSA.

Military relocation, PCS moves, VA loans and VA loan assumptions, new construction, and buyer and seller representation across Greater San Antonio and Joint Base San Antonio. Her experience spans two decades and multiple real estate market cycles.